SECOND DIVISION

[G.R. No. 174569. September 17, 2008.]

CHINA BANKING CORPORATION, SPOUSES JOEY & MARY JEANNIE

CASTRO and SPOUSES RICHARD & EDITHA NOGOY , petitioners, vs .
BENJAMIN CO, ENGR. DALE OLEA and THREE KINGS
CONSTRUCTION & REALTY CORPORATION , respondents.

DECISION

CARPIO-MORALES , J : p

Petitioner China Banking Corporation sold a lot located at St. Benedict Subdivision,
Sindalan, San Fernando, Pampanga, which was covered by Transfer Certi cate of Title
(TCT) No. 450216-R to petitioner-spouses Joey and Mary Jeannie Castro (the Castro
spouses). It sold two other lots also located in the same place covered by TCT Nos.
450212-R and 450213-R to petitioner-spouses Richard and Editha Nogoy (the Nogoy
spouses). CSEHcT

The lots of the Castro spouses and the Nogoy spouses are commonly bound on their
southeastern side by Lot No. 3783-E, which is covered by TCT No. 269758-R in the name
of respondent Benjamin Co (Co) and his siblings.
Co and his siblings entered into a joint venture with respondent Three Kings Construction
and Realty Corporation for the development of the Northwoods Estates, a subdivision
project covering Lot No. 3783-E and adjacent lots. For this purpose, they contracted the
services of respondent, Engineer Dale Olea.
In 2003, respondents started constructing a perimeter wall on Lot No. 3783-E.
On November 28, 2003, petitioners, through counsel, wrote respondents asking them to
stop constructing the wall, and remove all installed construction materials and restore the
former condition of Lot No. [3]783-E which they (petitioners) claimed to be a road lot. 1
They also claimed that the construction obstructed and closed the only means of ingress
and egress of the Nogoy spouses and their family, and at the same time, caved in and
impeded the ventilation and clearance due the Castro spouses' residential house. 2
Petitioners' demand remained unheeded, prompting them to le before the Regional Trial
Court (RTC) of San Fernando, Pampanga a complaint, 3 docketed as Civil Case No. 12834,
for injunction, restoration of road lot/right of way and damages with prayer for temporary
restraining order and/or writ of preliminary injunction.
Before respondents filed their Answer, 4 petitioners filed an Amended Complaint, 5 alleging
that the construction of the perimeter wall was almost nished and thus modifying their
prayer for a writ of preliminary injunction to a writ of preliminary mandatory injunction, viz.:
STECDc

WHEREFORE, it is respectfully prayed of this Honorable Court that:

A. Before trial on the merits, a temporary restraining order be issued

immediately restraining the defendants from doing further
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 construction of the perimeter wall on the premises, and thereafter, a
writ of preliminary mandatory injunction be issued enjoining the
defendants from perpetrating and continuing with the said act and
directing them jointly and severally, to restore the road lot, Lot 3783-
E to its previous condition.

xxx xxx xxx 6 (Underscoring in the original; emphasis supplied)

After hearing petitioners' application for a writ of preliminary mandatory injunction, Branch
44 of the San Fernando, Pampanga RTC denied the same, without prejudice to its
resolution after the trial of the case on the merits, in light of the following considerations:
After a judicious evaluation of the evidence, the Commissioner's Report on the
Conduct of the Ocular Inspection held on February 14, 2004, as well as the
pleadings, the Court is of the opinion and so holds that a writ of preliminary
injunction should not be issued at this time. Plaintiffs have not clearly shown that
their rights have been violated and that they are entitled to the relief prayed for
and that irreparable damage would be suffered by them if an injunction is not
issued. Whether lot 3783-E is a road lot or not is a factual issue which should be
resolved after the presentation of evidence. This Court is not inclined to rely only
on the subdivision plans presented by plaintiffs since, as correctly argued by
defendants, the subdivision plans do not refer to lot 3783-E hence are not
conclusive as to the status or classi cation of lot 3783-E. This court notes further
t h a t Subdivision Plan Psd-03-000577 of Lot 3783 from which the other
subdivision plans originates [sic] does not indicate lot 3783-E as a road lot.
Even the physical evidence reveals that lot 3783-E is not a road lot. The Court
noticed during the ocular inspection on February 14, 2004, that there is a PLDT
box almost in front of lot 3783-E. There is no visible pathway either in the form of
a beaten path or paved path on lot 3783-E. Visible to everyone including this court
are wild plants, grasses, and bushes of various kinds. Lot 3783-E could not have
been a road lot because Sps. Nogoy, one of the plaintiffs, even built a structure on
lot 3783-E which they used as a coffin factory.

Plaintiffs failed to prove that they will be prejudiced by the construction of the
wall. The ocular inspection showed that they will not lose access to their
residences. As a matter of fact, lot 3783-E is not being used as an access road to
their residences and there is an existing secondary road within St. Benedict
Subdivision that serves as the main access road to the highway. With respect to
the blocking of ventilation and light of the residence of the Sps. Castro, suf ce it
to state that they are not deprived of light and ventilation. The perimeter wall of
the defendants is situated on the left side of the garage and its front entrance is
still open and freely accessible.

This is indeed an issue of fact which should be ventilated in a full blown trial,
determinable through further presentation of evidence by the parties. . . .

xxx xxx xxx

WHEREFORE, premises considered, plaintiffs' application for the issuance of a

writ of preliminary mandatory injunction is denied without prejudice to its
resolution after the trial of the case on the merits. 7 (Underscoring supplied) cSATEH

Their Motion for Reconsideration 8 having been denied, petitioners led a petition for
certiorari 9 before the Court of Appeals which dismissed the same 1 0 and denied their
subsequent Motion for Reconsideration. 1 1
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 Hence, the petitioners filed the present petition, 1 2 faulting the Court of Appeals in
I.

. . . DECID[ING] AND RESOLV[ING] A QUESTION OF SUBSTANCE NOT IN ACCORD

WITH THE BASIC GOVERNING LAW (PRESIDENTIAL DECREE NO. 1529) AND
APPLICABLE DECISIONS OF THIS HONORABLE COURT.

II.

. . . PROMOTING THE LOWER COURT'S RATIOCINATION THAT PETITIONERS ARE

SEEKING THE ESTABLISHMENT OF AN EASEMENT OF RIGHT OF WAY, WHEN
THEY ARE CLAIMING THE ENFORCEMENT OF THE STATUTORY PROHIBITION
AGAINST CLOSURE OR DISPOSITION OF AN ESTABLISHED ROAD LOT.

III.
. . . SANCTION[ING] THE LOWER COURT'S PATENT GRAVE ABUSE OF
DISCRETION IN PERFUNCTORILY DENYING PETITIONERS' APPLICATION FOR
WRIT OF PRELIMINARY INJUNCTION. 1 3

It is settled that the grant of a preliminary mandatory injunction rests on the sound
discretion of the court, and the exercise of sound judicial discretion by the lower court
should not be interfered with except in cases of manifest abuse. 1 4
It is likewise settled that a court should avoid issuing a writ of preliminary mandatory
injunction which would effectively dispose of the main case without trial. 1 5
In the case at bar, petitioners base their prayer for preliminary mandatory injunction on
Section 44 of Act No. 496 (as amended by Republic Act No. 440), Section 50 of
Presidential Decree 1529, and their claim that Lot No. 3783-E is a road lot. DTaSIc

To be entitled to a writ of preliminary injunction, however, the petitioners must establish

the following requisites: (a) the invasion of the right sought to be protected is material and
substantial; (b) the right of the complainant is clear and unmistakable; and (c) there is an
urgent and permanent necessity for the writ to prevent serious damage. 1 6
Since a preliminary mandatory injunction commands the performance of an act, it does not
preserve the status quo and is thus more cautiously regarded than a mere prohibitive
injunction. 1 7 Accordingly, the issuance of a writ of preliminary mandatory injunction is
justi ed only in a clear case, free from doubt or dispute. 1 8 When the complainant's right is
thus doubtful or disputed, he does not have a clear legal right and, therefore, the issuance
of injunctive relief is improper.
Section 44 of Act 496, 1 9 which petitioners invoke, provides:
xxx xxx xxx

Any owner subdividing a tract of registered land into lots shall le with the Chief
of the General Land Registration Of ce a subdivision plan of such land on which
all boundaries, streets and passageways, if any, shall be distinctly and accurately
delineated. If no streets or passageways are indicated or no alteration of the
perimeter of the land is made, and it appears that the land as subdivided does not
need of them and that the plan has been approved by the Chief of the General
Land Registration Of ce, or by the Director of Lands as provided in section fty-
eight of this Act, the Register of Deeds may issue new certi cates of title for any
lot in accordance with said subdivision plan. If there are streets and/or
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 passageways, no new certi cates shall be issued until said plan has been
approved by the Court of First Instance of the province or city in which the land is
situated. A petition for that purpose shall be led by the registered owner, and the
court after notice and hearing, and after considering the report of the Chief of the
General Land Registration Of ce, may grant the petition, subject to the condition,
which shall be noted on the proper certi cate, that no portion of any street or
passageway so delineated on the plan shall be closed or otherwise disposed of
by the registered owner without approval of the court first had, or may render such
judgment as justice and equity may require. 2 0 (Underscoring supplied by the
petitioners)

Section 50 of Presidential Decree No. 1529, 2 1 which petitioners likewise invoke, provides:
SEC. 50. Subdivision and consolidation plans. Any owner subdividing a tract of
registered land into lots which do not constitute a subdivision project as de ned
and provided for under P.D. No. 957, shall le with the Commissioner of Land
Registration or with the Bureau of Lands a subdivision plan of such land on
which all boundaries, streets, passageways and waterways, if any, shall be
distinctly and accurately delineated.
If a subdivision plan, be it simple or complex, duly approved by the Commissioner
of Land Registration or the Bureau of Lands together with the approved technical
descriptions and the corresponding owner's duplicate certi cate of title is
presented for registration, the Register of Deeds shall, without requiring further
court approval of said plan, register the same in accordance with the provisions
of the Land Registration Act, as amended: Provided, however, that the Register of
Deeds shall annotate on the new certi cate of title covering the street,
passageway or open space, a memorandum to the effect that except by way of
donation in favor of the national government, province, city or municipality, no
portion of any street, passageway, waterway or open space so delineated on the
plan shall be closed or otherwise disposed of by the registered owner without the
approval of the Court of First Instance of the province or city in which the land is
situated. . . . 2 2 (Underscoring supplied by petitioner)
CDHcaS

The best evidence thus that Lot No. 3783-E is a road lot would be a memorandum to that
effect annotated on the certi cate of title covering it. Petitioners presented TCT No.
185702-R covering Lot No. 3783-E in the name of Sunny Acres Realty Management
Corporation which states that the registration is subject to "the restrictions imposed by
Section 44 of Act 496, as amended by Rep. Act No. 440." 2 3 The annotation does not
explicitly state, however, that Lot No. 3783-E is a road lot.
In any event, TCT No. 185702-R had been cancelled and in its stead was issued TCT No.
247778-R 2 4 which, in turn, was cancelled by TCT No. 269758-R 2 5 in the name of
respondent Co and his siblings.
TCT No. 247778-R and respondent Co's TCT No. 269758-R do not now contain the
aforementioned memorandum annotated on TCT No. 185702-R re the registration being
"subject to restrictions imposed by Section 44 of Act 496, as amended by Republic Act
No. 440." Given the immediately foregoing circumstances, there is doubt on whether Lot
No. 3783-E is covered by a road lot.
While petitioners correctly argue that certain requirements must be observed before
encumbrances, in this case the condition of the lot's registration as being subject to the
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 law, may be discharged and before road lots may be appropriated 2 6 gratuity assuming
that the lot in question was indeed one, TCT Nos. 247778-R and 269758-R enjoy the
presumption of regularity 2 7 and the legal requirements for the removal of the
memorandum annotated on TCT No. 185702-R are presumed to have been followed. 2 8
At all events, given the following factual observations of the trial court after conducting an
ocular inspection of Lot 3783-E, viz.:
. . . The ocular inspection showed that [petitioners] will not lose access to their
residences. As a matter of fact, lot 3783-E is not being used as an access road to
their residences and there is an existing secondary road within St. Benedict
Subdivision that serves as the main access road to the highway. 2 9 With respect
to the blocking of ventilation and light of the residence of the Sps. Castro, suf ce
it to state that they are not deprived of light and ventilation. The perimeter wall of
the defendants is situated on the left side of the garage and its front entrance is
still open and freely accessible, 3 0
EHCaDS

and the absence of a showing that petitioners have an urgent and paramount need for a
writ of preliminary mandatory injunction to prevent irreparable damage, they are not
entitled to such writ.
WHEREFORE, the petition is DENIED.
SO ORDERED.
Quisumbing, Tinga, Velasco, Jr. and Brion, JJ., concur.

Footnotes

1. Records, Vol. I, pp. 22-23.

2. Ibid.

3. Id. at 2-10.
4. Id. at 68-86.
5. Id. at 34-43.

6. Id. at 40.
7. Id. at 297-298.

8. Id. at 299-312.
9. CA rollo, pp. 2-34.

10. Decision of July 7, 2005, penned by Court of Appeals Associate Justice Aurora Santiago-
Lagman, with the concurrences of Associate Justices Conrado M. Vasquez, Jr. and
Rebecca de Guia-Salvador. Id. at 328-341. DEcSaI

11. Id. at 344-355, 380-381.

12. Rollo, pp. 29-70.

13. Id. at 40-41.

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 14. Vide Nisce v. Equitable PCI Bank, Inc. , G.R. No. 167434, February 19, 2007, 516 SCRA 231,
253.
15. Vide Cortez-Estrada v. Heirs of Domingo Samut/Antonia Samut, G.R. No. 154407, February
14, 2005, 451 SCRA 275, 292.

16. Gateway Electronics Corporation v. Land Bank of the Philippines, G.R. Nos. 155217 and
156393, July 30, 2003, 407 SCRA 454, 462.

17. Ibid.
18. Ibid.

19. The Land Registration Act.

20. Rollo, pp. 55-56.
21. The Property Registration Decree. TAIaHE

22. Rollo, p. 56.

23. Exhibit "I-1", records, p. 180.

24. Exhibit "7", id. at 281.
25. Exhibit "5", id. at 270.
26. Rollo, pp. 60-63.

27. Vide Ocampo v. Ocampo, G.R. No. 150707, April 14, 2004, 427 SCRA 545, 559; Equatorial
Realty Development, Inc. v. Mayfair Theater, Inc., 412 Phil. 77, 79-80 (2001).
28. Vide RULES OF COURT, Rule 131 Section 2 (m) and (ff).

29. Vide TSN, February 6, 2004, p. 36.

30. Records, Vol. I, p. 298.

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